1763 Hanfield St · Cincinnati, OH 45223

$149,900

2 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 137 Days on market

Built 1875 2,570 sqft lot Est $200k · 25% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.6/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wood framed 2 bedroom, 2 story with 2 full baths. Some updates. Home needs some interior and exterior updating. Buyer must sign seller will all offers. Home to be sold as-is. Proof of funds required with all offers

Key facts

• Bright atmosphere
• 2 story home
• Natural light

Tags

• 2 STORY HOME
• BRIGHT ATMOSPHERE
• NATURAL LIGHT
• TILE AND CARPET FLOORING
• FIRST FLOOR BEDROOM
• KITCHEN EQUIPPED

Property features AI

Finance

• Other: Zoned residential
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Slab foundation
• Construction: Wood siding construction; Built with a slab foundation
• Exterior features: Vinyl windows; Shingle roof

Interior

• Kitchen: Kitchen approximately 10 x 14 feet
• Bedrooms: Two bedrooms (both on the 2nd floor; each approximately 15 x 14 feet)
• Bathrooms: Two full bathrooms (one on the 1st floor, one on the 2nd floor)
• Heating & cooling: Forced air gas heating; Cooling: Other
• Interior features: Five total rooms; Partial basement with concrete floor and unfinished space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.9% in Cincinnati — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#130 in OH, #1,856 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Cincinnati Public Schools (urban): math 25% / reading 36% proficiency, ranked #581 of 656 in OH (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+16.7%/yr); 44 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 39% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $45k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $150k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $200,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1747 Jester St	0.06mi	2/1.5	1,256 (-1%)	5mo	$257,300	$205	89
4135 Lakeman St	0.16mi	2/1.5	1,344 (+6%)	2mo	$299,000	$222	78
4212 Colerain Ave	0.08mi	2/1.0	1,156 (-9%)	6mo	$182,000	$157	77
1949 Washburn St	0.37mi	2/1.5	1,292 (+2%)	2mo	$271,500	$210	76
1754 Jester St	0.07mi	3/2.0 (+1)	1,391 (+10%)	7mo	$220,000	$158	66
3742 Beekman St	0.56mi	3/1.0 (+1)	1,244 (-2%)	2mo	$68,000	$55	64
1787 Townsend St	0.45mi	3/1.0 (+1)	1,333 (+5%)	5mo	$45,525	$34	61
4373 Virginia Ave	0.48mi	2/1.0	1,154 (-9%)	2mo	$110,000	$95	61
4377 Virginia Ave	0.49mi	2/1.0	1,134 (-11%)	1mo	$200,000	$176	59
1641 Frederick Ave	0.59mi	2/1.0	1,132 (-11%)	2mo	$169,900	$150	53
4354 Virginia Ave	0.41mi	3/2.0 (+1)	1,389 (+10%)	7mo	$215,000	$155	50
3910 Cherry St	0.45mi	3/2.5 (+1)	1,456 (+15%)	3mo	$336,000	$231	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,175
• Equity at exit: $22,351

10-year hold

• IRR: 11.7%
• Equity multiple: 2.14×
• Total profit: $47,717
• Equity at exit: $12,961

Cash invested: $41,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 45223

• Rents YoY: 16.7%
• Active inventory: 44
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$786
• Tax from tax record: −$242 /mo · $2,899/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $167

Break-even live

Break-even rent $1,380

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $252	-5% $210	+0% $167	+5% $125	+10% $82
Rent	-10% $41	-5% $104	+0% $167	+5% $230	+10% $293
Rate	-1.0pp $243	-0.5pp $205	base $167	+0.5pp $128	+1.0pp $89

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4123 Lakeman St Cincinnati, OH	3.0	1.5	1541	$1,950	$1.27	15d	1	0.15mi
4046 Colerain Ave Unit 1 Cincinnati, OH	1.0	1.0	900	$1,400	$1.56	4d	1	0.22mi
1710 Bruce Ave Cincinnati, OH	2.0	1.0	974	$1,495	$1.53	24d	1	0.33mi
4125 Apple St Cincinnati, OH	2.0	1.5	1150	$1,795	$1.56	24d	1	0.34mi
4489 Ammon Ave Cincinnati, OH	3.0	2.0	1300	$1,795	$1.38	4d	1	0.42mi
1580 Blue Rock St Cincinnati, OH	2.0	1.0–2.0	730	$1,970	$2.70	2d	5	0.47mi
1905 Elmore St Cincinnati, OH	3.0	1.0	925	$1,320	$1.43	14d	3	0.54mi
4101 Spring Grove Ave Cincinnati, OH	2.0	1.0–2.0	2586	$2,130	$0.82	2d	8	0.55mi
4264 Williamson Pl Unit 2 Cincinnati, OH	2.0	1.0	1650	$1,700	$1.03	5d	1	0.57mi
1438 Pullan Ave Unit 2 Cincinnati, OH	3.0	1.0	1200	$1,500	$1.25	15d	1	0.64mi
4652 Ashtree Dr Cincinnati, OH	3.0	1.0	925	$1,350	$1.46	22d	1	0.86mi
1759 Monterey Ct Cincinnati, OH	3.0	1.0	920	$1,750	$1.90	5d	1	0.94mi
3570 McHenry Ave Unit 3574-3 Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	24d	1	1.33mi
3301 Colerain Ave Cincinnati, OH	1.0	1.0	1021	$1,491	$1.46	5d	9	1.40mi

Listing history 28 events

1. 2026-06-21
   days on market $149,900 Active 137 DOM
2. 2026-06-18
   days on market $149,900 Active 134 DOM
3. 2026-06-17
   days on market $149,900 Active 133 DOM
4. 2026-06-16
   days on market $149,900 Active 132 DOM
5. 2026-06-15
   days on market $149,900 Active 131 DOM
6. 2026-06-13
   days on market $149,900 Active 129 DOM
7. 2026-06-13
   pricedays on market $149,900 Active 128 DOM
8. 2026-06-09
   days on market $166,900 Active 125 DOM
9. 2026-06-08
   days on market $166,900 Active 124 DOM
10. 2026-06-07
    days on market $166,900 Active 123 DOM
11. 2026-06-03
    days on market $166,900 Active 119 DOM
12. 2026-06-02
    days on market $166,900 Active 118 DOM
13. 2026-06-01
    days on market $166,900 Active 117 DOM
14. 2026-05-31
    days on market $166,900 Active 116 DOM
15. 2026-04-16
    price $166,900
16. 2026-04-13
    price $174,900
17. 2026-03-26
    price $184,900
18. 2026-03-06
    price $189,900
19. 2026-02-04
    listed $194,900 Active
20. 2018-07-25
    soldstatus $66,300
21. 2009-03-18
    soldstatus $9,500 219-char remark

    Show marketing remark (219 chars)

    Wood framed 2 bedroom, 2 story with 2 full baths. Some updates. Home needs some interior and exterior updating. Buyer must sign seller will all offers. Home to be sold as-is. Proof of funds required with all offers

22. 2008-12-29
    listed $10,500 219-char remark

    Show marketing remark (219 chars)

    Wood framed 2 bedroom, 2 story with 2 full baths. Some updates. Home needs some interior and exterior updating. Buyer must sign seller will all offers. Home to be sold as-is. Proof of funds required with all offers

23. 2008-12-15
    historical
24. 2008-10-01
    historical
25. 2008-09-30
    listed $12,500
26. 2008-05-28
    listed $39,900
27. 1986-10-23
    soldstatus $14,000
28. 1982-07-01
    soldstatus $22,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $2,899 · $242/mo
• Projected year-2 tax: $2,899 · $242/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,098
• − Mortgage interest: −$8,397
• − Property taxes: −$2,899
• − Insurance: −$750
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$4,361
• Taxable loss: −$363
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $2,093/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cincinnati Public Schools
• NCES district ID: 3904375
• Math proficiency: 25% ▼ -19.00%
• Reading proficiency: 36% ▼ -14.00%
• Median HH income: $35,743
• Composite: 25.21/100
• National rank: #7508
• State rank: #581 of 656 in OH

Livability — Cincinnati

• Score: 80/100
• State rank: #130
• US rank: #1856

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety B+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cincinnati, OH
• County: Hamilton County · 701,295 people
• City population: 505,555
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 14,182
• Household income: $49,312
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 943.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 826,054 people
• By 2030: 830,947 · +0.6%
• By 2040: 832,319 · +0.8%
• By 2050: 822,428 · -0.4%
• By 2075: 788,688 · -4.5%
• By 2100: 710,674 · -14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 53% Black 33% Two or more races 11% Hispanic / Latino 6% Asian 1%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 6% · Canada, Guatemala
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Hamilton

• 2024 margin: D (+14.9) · D 57.0% · R 42.1%
• 2008→2024 swing: +7.9pp toward D · 2008: 7.0pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+15.9 2016: D+9.5 2012: D+4.9 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.27%
• Current HPI: 239.5488
• Rent YoY: ▲ 16.66%
• Metro: Cincinnati, OH-KY-IN
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+658.6% since first listed

14 events — show timeline

• 2026-04-16 Price Changed $166,900 Cincy MLS
• 2026-04-13 Price Changed $174,900 Cincy MLS
• 2026-03-26 Price Changed $184,900 Cincy MLS
• 2026-03-06 Price Changed $189,900 Cincy MLS
• 2026-02-04 Listed $194,900 Cincy MLS
• 2018-07-25 Sold (Public Records) $66,300 Public Records
• 2009-03-18 Sold (MLS) $9,500 Cincy MLS
• 2008-12-29 Listed $10,500 Cincy MLS
• 2008-12-15 Listing Removed — Cincy MLS
• 2008-10-01 Listing Removed — Cincy MLS
• 2008-09-30 Listed $12,500 Cincy MLS
• 2008-05-28 Listed $39,900 Cincy MLS
• 1986-10-23 Sold (Public Records) $14,000 Public Records
• 1982-07-01 Sold (Public Records) $22,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,899 · +0.1% YoY. Source: county tax records.